19800 Oakfield St · Detroit, MI 48235

$55,000

2 bd · 1.0 ba · 746 sqft · SingleFamily public records · 68 Days on market

Built 1947 3,920 sqft lot $74/sqft · 8% above area Est $59k · 7% under ↓ 29% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled ranch-style home updated in 2025, blending modern finishes with classic charm. This 2-bedroom, 1-bath residence features a thoughtfully designed layout with stylish upgrades throughout. The updated kitchen and bath offer contemporary touches, while the full basement provides additional storage or potential living space. Move-in ready and perfect for buyers seeking comfort and modern appeal in a single-level home. Appliances are not included in the sale.

Key facts

• Full basement
• Updated kitchen
• 3,920 sq ft lot

Tags

• REMODELED RANCH-STYLE HOME
• UPDATED KITCHEN
• FULL BASEMENT
• THOUGHTFULLY DESIGNED LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 10.0% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.2%/yr); 291 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 16.59%
• Cash-on-cash: 36.76%
• DSCR: 2.64
• GRM: 4.0

CMA / ARV

• ARV (median comp): $59,335
• List price: $55,000
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19751 Oakfield St	0.05mi	2/1.0	735 (-2%)	1mo	$17,500	$24	94
19781 Oakfield St	0.03mi	2/1.0	752 (+1%)	8mo	$65,000	$86	91
19786 Oakfield St	0.01mi	3/1.0 (+1)	780 (+5%)	7mo	$80,000	$103	81
19510 Ferguson St	0.26mi	2/1.0	717 (-4%)	3mo	$21,000	$29	79
19307 Fenmore St	0.38mi	2/1.0	725 (-3%)	3mo	$72,500	$100	75
19749 Rosemont Ave	0.37mi	2/1.0	753 (+1%)	7mo	$90,000	$120	75
19425 Fenmore St	0.27mi	2/1.0	720 (-4%)	8mo	$79,000	$110	75
19195 Fenmore St	0.42mi	2/1.0	720 (-4%)	8mo	$79,500	$110	68
19913 Prevost St	0.54mi	2/1.0	716 (-4%)	4mo	$27,900	$39	65
18950 Biltmore St	0.57mi	2/1.0	781 (+5%)	1mo	$46,000	$59	65
19470 Forrer St	0.63mi	2/1.0	771 (+3%)	6mo	$27,000	$35	60
19944 Faust Ave	0.48mi	2/1.0	665 (-11%)	4mo	$30,400	$46	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.39×
• Total profit: $21,469
• Equity at exit: $8,201

10-year hold

• IRR: 40.1%
• Equity multiple: 4.82×
• Total profit: $58,764
• Equity at exit: $4,755

Cash invested: $15,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48235

• Rents YoY: 3.2%
• Active inventory: 291
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$288
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $472

Break-even live

Break-even rent $544

Max offer price $55,000

Occupancy floor 54%

Sensitivity live

Price	-10% $503	-5% $487	+0% $472	+5% $456	+10% $441
Rent	-10% $382	-5% $427	+0% $472	+5% $517	+10% $562
Rate	-1.0pp $499	-0.5pp $486	base $472	+0.5pp $458	+1.0pp $443

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	14d	1	0.12mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	11d	4	0.52mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	26d	1	0.52mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	16d	5	0.76mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	0.89mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.91mi
21697 Greenfield Rd Unit A-219 Oak Park, MI	1.0	1.0	714	$1,774	$2.48	26d	1	1.28mi

Listing history 39 events

1. 2026-06-21
   statusdays on market $55,000 Pending 68 DOM
2. 2026-06-18
   days on market $55,000 Active 67 DOM
3. 2026-06-17
   days on market $55,000 Active 66 DOM
4. 2026-06-15
   days on market $55,000 Active 64 DOM
5. 2026-06-13
   days on market $55,000 Active 62 DOM
6. 2026-06-13
   days on market $55,000 Active 61 DOM
7. 2026-06-09
   days on market $55,000 Active 58 DOM
8. 2026-06-08
   days on market $55,000 Active 57 DOM
9. 2026-06-07
   days on market $55,000 Active 56 DOM
10. 2026-06-04
    days on market $55,000 Active 53 DOM
11. 2026-06-03
    days on market $55,000 Active 52 DOM
12. 2026-06-02
    days on market $55,000 Active 51 DOM
13. 2026-06-01
    days on market $55,000 Active 50 DOM
14. 2026-05-31
    days on market $55,000 Active 49 DOM
15. 2026-05-19
    price $55,000 479-char remark

    Show marketing remark (479 chars)

    Beautifully remodeled ranch-style home updated in 2025, blending modern finishes with classic charm. This 2-bedroom, 1-bath residence features a thoughtfully designed layout with stylish upgrades throughout. The updated kitchen and bath offer contemporary touches, while the full basement provides additional storage or potential living space. Move-in ready and perfect for buyers seeking comfort and modern appeal in a single-level home. Appliances are not included in the sale.

16. 2026-05-19
    price $55,000 479-char remark

    Show marketing remark (479 chars)

    Beautifully remodeled ranch-style home updated in 2025, blending modern finishes with classic charm. This 2-bedroom, 1-bath residence features a thoughtfully designed layout with stylish upgrades throughout. The updated kitchen and bath offer contemporary touches, while the full basement provides additional storage or potential living space. Move-in ready and perfect for buyers seeking comfort and modern appeal in a single-level home. Appliances are not included in the sale.

17. 2026-04-28
    price $59,900 479-char remark

    Show marketing remark (479 chars)

    Beautifully remodeled ranch-style home updated in 2025, blending modern finishes with classic charm. This 2-bedroom, 1-bath residence features a thoughtfully designed layout with stylish upgrades throughout. The updated kitchen and bath offer contemporary touches, while the full basement provides additional storage or potential living space. Move-in ready and perfect for buyers seeking comfort and modern appeal in a single-level home. Appliances are not included in the sale.

18. 2026-04-27
    price $59,900 479-char remark

    Show marketing remark (479 chars)

    Beautifully remodeled ranch-style home updated in 2025, blending modern finishes with classic charm. This 2-bedroom, 1-bath residence features a thoughtfully designed layout with stylish upgrades throughout. The updated kitchen and bath offer contemporary touches, while the full basement provides additional storage or potential living space. Move-in ready and perfect for buyers seeking comfort and modern appeal in a single-level home. Appliances are not included in the sale.

19. 2026-04-12
    listed $65,000 Active 479-char remark

    Show marketing remark (479 chars)

    Beautifully remodeled ranch-style home updated in 2025, blending modern finishes with classic charm. This 2-bedroom, 1-bath residence features a thoughtfully designed layout with stylish upgrades throughout. The updated kitchen and bath offer contemporary touches, while the full basement provides additional storage or potential living space. Move-in ready and perfect for buyers seeking comfort and modern appeal in a single-level home. Appliances are not included in the sale.

20. 2026-04-10
    listed $65,000 Active 479-char remark

    Show marketing remark (479 chars)

    Beautifully remodeled ranch-style home updated in 2025, blending modern finishes with classic charm. This 2-bedroom, 1-bath residence features a thoughtfully designed layout with stylish upgrades throughout. The updated kitchen and bath offer contemporary touches, while the full basement provides additional storage or potential living space. Move-in ready and perfect for buyers seeking comfort and modern appeal in a single-level home. Appliances are not included in the sale.

21. 2026-04-03
    historical
22. 2026-04-03
    historical
23. 2026-01-30
    price $70,000
24. 2026-01-30
    price $70,000
25. 2025-12-16
    listed $75,000 Active
26. 2025-12-16
    listed $75,000 Active
27. 2008-08-07
    historical
28. 2008-02-13
    listed $4,200
29. 2008-02-04
    historical
30. 2008-02-04
    historical
31. 2007-12-31
    historical
32. 2007-08-22
    listed $6,900
33. 2007-08-22
    listed $6,900
34. 2007-08-22
    listed $10,500
35. 2007-04-27
    historical
36. 2007-02-03
    listed $35,000
37. 2006-03-15
    soldstatus $67,500
38. 2005-11-17
    soldstatus $75,000
39. 2005-07-15
    listed $78,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,417 · $118/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,688
• − Mortgage interest: −$3,081
• − Property taxes: −$1,417
• − Insurance: −$275
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,600
• Taxable income: $5,126
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,431/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-29.5% since first listed

25 events — show timeline

• 2026-05-19 Price Changed $55,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $55,000 REALCOMP
• 2026-04-28 Price Changed $59,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $59,900 REALCOMP
• 2026-04-12 Listed $65,000 REALCOMP
• 2026-04-10 Listed $65,000 MiRealSource-MiMLS
• 2026-04-03 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Listing Removed — REALCOMP
• 2026-01-30 Price Changed $70,000 MiRealSource-MiMLS
• 2026-01-30 Price Changed $70,000 REALCOMP
• 2025-12-16 Listed $75,000 MiRealSource-MiMLS
• 2025-12-16 Listed $75,000 REALCOMP
• 2008-08-07 Listing Removed — REALCOMP
• 2008-02-13 Listed $4,200 REALCOMP
• 2008-02-04 Listing Removed — MiRealSource-MiMLS
• 2008-02-04 Listing Removed — REALCOMP
• 2007-12-31 Listing Removed — MiRealSource-MiMLS
• 2007-08-22 Listed $10,500 MiRealSource-MiMLS
• 2007-08-22 Listed $6,900 MiRealSource-MiMLS
• 2007-08-22 Listed $6,900 REALCOMP
• 2007-04-27 Listing Removed — REALCOMP
• 2007-02-03 Listed $35,000 REALCOMP
• 2006-03-15 Sold (Public Records) $67,500 Public Records
• 2005-11-17 Sold (MLS) $75,000 REALCOMP
• 2005-07-15 Listed $78,000 REALCOMP

Property tax history

+15.1%/yr

Latest (2025): $1,417 · +37.1% YoY. Source: county tax records.